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FIRST HOUSES 29, 31, 33-35, 37, 39 and 41 Avenue A; 112-114, 118-120, 124-126, 130-132 and 136-138 East 3Rd Street, Borough of Manhattan

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FIRST HOUSES 29, 31, 33-35, 37, 39 and 41 Avenue A; 112-114, 118-120, 124-126, 130-132 and 136-138 East 3Rd Street, Borough of Manhattan Landmarks Preservation Commission November 12, 1974, Number 6 LP - 0876 FIRST HOUSES 29, 31, 33-35, 37, 39 and 41 Avenue A; 112-114, 118-120, 124-126, 130-132 and 136-138 East 3rd Street, Borough of Manhattan. Built 1935-36 by the Ne\..r York City Housing Authority; architect Frederick L. Ackerman. Landmark Site: Borough of Manhattan Tax Map Block 430 ,Lot 10. On October 8, 1974, the Landmarks Preservation Commission held a public hear:':, >·· ing on the proposed designation as a Landmark of the First Houses and the proposed designation of the related Landmark Site (Item No. 9). The hearing had been duly advertised in accordance with the provisions of law. Two witnesses spoke in favor of designation, including Joseph J. Christian, Chairman of the New York City Hous~ ing Authority. There were no speakers in opposition to designation. DESCRIPTION AND ANALYSIS Historical Significance "First Houses," the municipal housing project located on Avenue A, between Second and Third Streets, and along Third Street, was begun early in 1935 and com­ pleted in mid-1936. Approval for the project was granted by Mayor LaGuardia on November 21, 1934. Consisting of eight four- and five-story brick buildings laid out in an L-shaped plan around an inner landscaped courtyard, its relatively small size and unpretentious appearance belie its historical and architectural importance. This was the first housing project undertaken by the recently established New York City Housing Authority, and the first public, low-income housing project in the nation. It began as a rehabilitation program, an experiment by the City in partial demolition of existing tenements on the site, in cooperation with the Federal Emergency Relief Administration (FERA) in a "work-relief" program. First Houses was also significant as the first municipally sponsored and operated project which endeavored to deal with the acute and long-standing problems of the Lower East Side of Manhattan, the area of the greatest concentra­ tion of slums in the City. It was originally planned for 122 families, with an average monthly rental of $6.05 per room, which included all basic amenities. Eligibility was determined in part by a family income of no more than five times the rent. The only other existing project on the Lower East Side was Knickerbocker Village, a twelve-story, two building model housing project for middle-income tenants erected by the Fred F. French Company and financed by the Reconstruction Finance Corporation (RFC). The average rent of $12.50 per room was far too high, in the middle of the Depression, for low-income residents of the n~hbo~h~od. First Houses was a bold innovation in planning which 1bJ~zan as an experiment in partial demolition of existing tenements on the site. It was originally planned to raze every third house, in order to open up the block to air and light, and then to remodel the remaining houses. This practice had been successful in England and had been recommended in 1920 by Clarence Stein, Chairman of Governor Smith's Reconstruction Committee, as a practical and economical way to deal with urban renewal on the Lower East Side. Furthermore, in order to comply with the terms of Federal financing, First Houses had to be a slum renovation project. Demolition of the existing tenements on the site began on March 1, 1935, in accordance with plans submitted to the City's Department of Buildings on February 11. As work proceeded, it became apparent that the mid-19th century buildings left standing, structurally deficient from the outset, were dangerously weakened by the removal of the adjoining tenements. As a result, five of the present buildings were entirely rebuilt from the ground up, and the remaining three were almost entirely new throughout, reinforced by structural steel for center support of all spans and for main staircases. New twenty-year roofs were installed, walls were made soundproof, and doors were fireproofed. The reuse of bricks from demolished buildings on this and other sites provided a saving in construction costs and was a source of income for the Authority for several years. -1- History of the Project The New York City Housing Authority was established on February 20, 1934, following the enactment of Chapter 4 of the Laws of 1934 of the State of New York. Among its provisions, this law made it possible for the new agency to apply for Federal aid. This enabling legislation, the ~1andelbaum bill -- which authorized the creation of local housing authorities throughout New York State, with power to issue their own bonds--passed both houses of the State Legislature late in January 1934, after having suffered two defeats the previous year. It was immediately signed into law on January 31 by Governor Lehman. Mayor Fiorello H. LaGuardia appointed Langdon W. Post, the former Tenement House Commissioner/ to the post of chairman of the new agency. The first members of the Housing Authority were Louis I. Pink, B. Charney Vladeck, the Rev. E. Roberts Moore and Mrs. Mary Kingsbury Simkhovitch, all long-time advocates of housing reform · and slum clearance. Most of the old tenements on the site of First Houses were acquired from Vincent Astor and, indeed, the undertaking was known until shortly before its dedication as "the Astor project" or as the Housing Authority's "Experiment No. 1." In ~1arch 1934, immediately after the establishment of the Authority, Mr. Astor offered Commissioner Post thirty-eight parcels on the Lower East Side, which were earning less than 3% on investment, at substantially less than their assessed valuation. Vincent Astor, who had inherited the properties from his grandfather, John Jacob Astor, expressed his"··· desire to do anything w;thin reason to help clear these slums ••• " Underscoring the fact that private capital was unable to cope with such a vast problem, he urged other property owners to cooperate with Federal and municipal authorities in their new slum clearance program. On December 20, 1934 the New York City Housing Authority, having the approval of the Board of Estimate, acquired the property from Mr. Astor for $189,281.31, a figure which represented less than half the assessed valuation. The purchase was made possible by the issuance of a tax-free, sixty-six year purchase money mortgage, to be paid up by the year 2000~1 - 3/4% interest for ·the first six months and 3-·1/2% per annum thereafter. This Housing Authority bond established the credit of the New York City Housing Authority. Labor and materials for the demolition of the old tenements, and for subsequent reconstruction, were furnished under the "work-relief" program of the Federal Emergency Relief Administration (FERA) through the State. Temporary Emergency Relief Administration. The use of the labor forces of the WPA (Works Progress Administration) was an experiment by the Authority. It raised serious friction between union labor and the relief workers and was the prime cause of a turbulent demonstration of 1500 people at the "Astor project" on September 13, 1935. Two tenements at 130 and 132 East Third Street, separating the Astor properties, belonged to Andrew Muller who not only refused to sell at the price offered, but sought an injunction restraining the Authority from proceeding with demolition of the adjoining properties and challenged the constitutionality of condemnation proceedings initiated by the Authority in March 1935. A year later, on March 17, 1936, the New York State Court of Appeals handed down a major decision in the case of NYCHA vs. Muller which confirmed the right of condemnation. It was adjudged that tne use of the power of eminent domain by the City was for the public benefit, namely the remedy of slum conditions which were beyond the scope of private enterprise. This building, on the site of the two Muller tenements, was financed by a Housing Authority Bond accepted by financier Bernard S. Baruch. The building was ready for the last initial group · of tenants in mid-June 1936, six months after the first tenants had moved into First Houses. The dedication of First Houses, originally set for October 1, 1935 but · delayed by th9 changes in plans, legal problems and labor troubles, took place on a cold winter day --- December 3, 1935. It was a momentous occasion, not only for the thousands of New Yorkers who thronged the streets, but for the entire nation. The proceedings were broadcast on a national radio hookup. First came the reading of the congratulatory telegram from President Franklin D. Roosevelt, -2- under whose leadership the Public Vlorks Emergency Housing Corporation had been established in October 1933 and the National Housing Act passed in mid-1934. This was followed by the dedication of First Houses byMrs. Roosevelt. Among other speakers were Governor Lehman, Mayor LaGuardia, Housing Commissioner Post, Parks Commissioner Robert Moses, Corrington Gill, Assistant WPA Administrator, and Victor Ridder, Administrator of the ~~A in the City. The dedication was a source of immense gratification for all who had worked so hard and so long to make municipal housing a reality. Governor Lehman, who had repeatedly urged the creation of local housing authorities throughout the State to enable the cities to take advantage of Federal aid, had delivered an eloquent address on January 2, 1934, urging a new era in housing. Just a few \veeks later, the Mandelbaum bill passed. In his speech, Governor Lehman first stressed the fact that the passage of this bill was necessary to provide decent housing for all, a function which, because of a shift in attitudes accelerated by the economic depression, was now recognized by the public as a prime responsibility of government. He then went on to argue that economic salvation might lie in the reactivation of the building industry --- \vhich had operated at 15% of normal in 1932-33 --- through the erection of low-income housing and the re-employment of construction workers, of whom at least 75% were jobless.
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